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7. 0 0 0 Z w CO U) 0 00 00ID 0 N W U) w w w 00 wsb February 24, 2020 Ms. Rachel Juba Community Development Director City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Meadows at Hugo Sketch Plan Review WSB Project No. 013597-000 Dear Ms. Juba: We have reviewed the Sketch Plan for the Meadows at Hugo. We have reviewed the following information related to this application: • The Meadows at Hugo Sketch Plan dated February 2, 2020 by Civil Site Group • The Meadows at Hugo Sketch Utility Plan dated January 25, 2019 by Civil Site Group • The Meadows at Hugo sketch plan PUD Narrative dated February 18, 2020 Based on the review of the documents, we offer the following comments related to this application: General/Access 1. The subject property is located north of 159th Street, south of 165th Street and east of Water Tower No. 3. The parcel doesn't have any public roadway frontage at this time, however with the Oneka Place Development, the City had received Outllot J that would allow for access to the subject property. 2. Park planning associated with Outlot J has yet to be developed and at this time. Staff has indicated access to the proposed development could come from the Farnham Avenue stub roadway on the north side of 159th Street and extend through Outlot J. The extension of the roadway would be the developer's responsibility. The intersection at this location would remain with no stop controls at 159th Street and a stop condition on Farnham Avenue from the north and south. Further evaluation of any minor intersection modifications would be evaluated during the preliminary plat phase. 3. With access proposed from Farnham Avenue, the proposed sketch plan does show two future roadway connections to the north, which will ultimately connect with 165th Street. There are two parcels to the north (same ownership), however connection to both parcels is appropriate. Staff concurs with not providing access to the property to the east as it is guided industrial. 4. Development of properties in this area has been challenging as watermain needs to be extended from the south and sanitary sewer from the north. The extension of these utilities need to span across multiple properties, creating difficult development scenarios. 165th Street will also require improvements with added development access, changing from a rural gravel roadway to an urban paved roadway. 5. If the project is to be phased, a staging plan will be required to be shown with utility work being identified to occur within the final platted area. JAPC Packets\2020\02.27.20\LTR-r juba-Meadows at Hugo Concept Plan - 022420.docx